What would you do in my shoes?

I now provide custom blinds and forbid them to be altered, after explaining to a young couple why beach towels, sheets and a tie-die flag with a marijuana leave in the center were not appropriate window treatments.  

I have even trimmed down my mailings to out of state absentee owners thinking there could be motivation but even those owners believe they have prime real estate and are expecting full retail offers.So, my question is, if you were in my shoes, what would you do?

Note: it's a very safe investment as it's not tied to the market hence not subject to market fluctuations.

Really try and dig in and put yourself in the investor’s shoes, because one day you will be in those shoes.

There may be cheaper options (e.g. railroad ties and gravel) but I don't think it fits the neighborhood.

That way most of your money isn't tied up in the property and is back in your pocket / working for you.  

If the property was an actual good deal, it would have been snapped right up from the MLS.Your third is (and I'm speculating here) is that you have, as you've said, an on-market property tied up under contract. 

Our guests are usually coming to either visit their college student, come for a football game or have ties to the area. 

My dilemma is this:Stuck between using normal VA, $280k pp @ 5.35% and using $15k of personal investments (which I am really tied to because it wasn't easy accumulating) to fund cosmetic upgrades (upgrading floor to LVP throughout, resurfacing + painting cabinets, replacing counter tops with quartz, exterior/interior paint, appliances, and a new front door).